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PLANNING STATEMENT 13A HARCROFT AVENUE, DOUGLAS ISLE OF MAN
In support of Planning Application ref: 22/01123/B 13A Harcroft Avenue Douglas IM2 IPF Rev 01 18/3/2023
PLANNING STATEMENT 13A HARCROFT AVENUE, DOUGLAS ISLE OF MAN
This planning statement is submitted in support of an existing application ref:22/01123/B Concerning: 13A Harcroft Avenue
Douglas IM2 IPF
The application is for the removal of planning condition 3 which states: “The approved converted garage and extension must remain ancillary to the use and enjoyment of the main dwelling house.”
The property is an existing single storey detached self contained one bedroom bungalow which fronts onto Harcroft Avenue within a residential road in Braddan. There is existing outdoor amenity area to one side and access to a generous driveway with off road parking space for up to three cars.
Existing Outdoor amenity area
The local area is of relatively low to medium density residential properties, being less dense than Meadow Cresent, Ashbourne Avenue and Ashberry Avenue at the top of Harcroft Avenue whilst Harcroft Road has a marginally lower density.
13A Harcroft Avenue is located near the higher density end of Harcroft Avenue on one of the larger plots, adjacent plots are ‘short end facing the road whilst 13 Harcroft Avenue is long side facing the road.
PLANNING STATEMENT 13A HARCROFT AVENUE, DOUGLAS ISLE OF MAN View from 13 Harcroft Avenue to higher density end of road, note on street parking during normal working hours View of lower density end of Harcroft Avenue 13A Harcroft Avenue is set back from the road whilst still fronting directly the road. The building finishes match adjacent properties. 13A Harcroft Avenue facing directly towards road and illustrating off road parking for up to three cars
Although almost all properties in Harcroft Avenue have off road parking, residents still park in the road on a regular basis both during the day and overnight. There are no parking restrictions on Harcroft Avenue.
On road parking Harcroft Avenue 1200hrs Weekday during evenings additional cars are parked in the road.
PLANNING STATEMENT 13A HARCROFT AVENUE, DOUGLAS ISLE OF MAN 13A Harcroft Avenue and 13 Harcroft Avenue are not within any Designated conservation areas. Typical bin storage Harcroft Avenue
13A Harcroft Avenue is fully self contained, with it’s own utility connections and billing. The need for this additional accommodation, once it was clear that this was not going to be used by any of the family members of the current owner, was surplus to requirements.
The property is considered suitable to provide affordable housing to the local community for up to two people in the longer term.
The current property is restricted in use to ancillary to the use of the main dwelling. This application is for lifting of this restriction to allow the building to be used and maintained in keeping with the surrounding area as independent residential accommodation.
The subdivision of previously single dwelling into two or more dwellings constitutes Development under 6 (2) (a) of the Town & Country planning act 1999.
There is sufficient parking to allow off road parking and in the future charging for a single car for 13A Harcroft Avenue, as well as storage of wheelie bins whilst allowing the main dwelling to retain two off road parking spaces and wheelie bin storage. Although it is noted that car use is being discouraged in recent times due to climate concerns. The amenity space to the side of the existing 13A Harcroft Avenue affords suitable storage space for bicycles.
There are hedges and fencing which prevent overlooking of adjoining properties including 13 Harcroft Avenue. A fence can be erected to prevent overlooking of the rear garden of 13 Harcroft Avenue should this be considered necessary.
The amenity of 13 Harcroft Avenue is not considered to be adversely effected by the lifting of the planning restriction for use ancillary to the main dwelling.
RELEVANT PLANNING POLICIES The following publications have been reviewed:
PLANNING STATEMENT 13A HARCROFT AVENUE, DOUGLAS ISLE OF MAN
In this instance the Area Plan for the East Written Statement provides the most pertinent guidance stating:-
And, Page 51 States “the subdivision of buildings (particularly in the case of ….underused buildings) for residential use will generally be supported”.
Conclusion: These policies stated in the Area Plan for the East Region indicate that removal of the restriction on use of 13A Harcroft Avenue to ancillary to the main dwelling would be in line with current planning policy. This would allow the subdivision of 13 and 13A Harcroft Avenue and provide additional residential accommodation and prevent the underuse of the existing 13A building.
It is noted in the Strategic Plan 2016 that 3.2 (c) and (f) encourage development and creation of new development within existing settlements to enable efficiency of infrastructure and travel.
Removing the condition that 13A Harcroft Avenue be ancillary to 13 Harcroft Avenue would promote this.
I am not aware of any emerging policies which would contradict the conclusions in the relevant planning policies section.
MATERIAL CONSIDERATIONS Precedents: There have been a number of infill developments or subdivisions within the area which have benefitted Douglas by providing additional quality accommodation, improving population
PLANNING STATEMENT 13A HARCROFT AVENUE, DOUGLAS ISLE OF MAN density without distracting from the overall character of the area or putting undue pressure on existing infrastructure including:- 03/01725/B Erection of a detached garage with studio over and extension to boundary wall and creation of a gateway access, Cresta Villa
85/01066/A – Approval in principle to the erection of a building for use as a cattery, rear of Glendalough, New Castletown Road, Douglas 03/01525/A Approval in principle for the erection of a bungalow with detached garage Approval extended for 24 months per PCM10.1/04/11/05. 98/01238/B Erection of dwelling with integral garage, plot 16, Alderley Close, Ballaughton Park, Douglas.
Circumstances: The current owner of 13A Harcroft Avenue has recently fallen ill having suffered a severe stroke. They are no longer able to live alone and both 13 Harcroft Avenue and 13A are empty. The owner’s son is currently using 13A Harcroft Avenue as temporary accommodation during visits to his mother and to undertake administration as ‘Receiver’ appointed in the High Court of Justice of the Isle of Man. Both Mother and Son were born in the Isle of Man and consider themselves Manx. If the property is not subdivided the Son will be forced to sell the property as a whole. The Son will no longer have a base to undertake administration on behalf of his Mother. The Son will loose his last remaining connection with the Isle of Man as all other known relatives are dead or estranged. Although this may not be a legitimate planning concern this is included here as a material consideration as the Strategic Plan and Area plan state: The strategic objectives of the Isle of Man Strategic Plan 2016 are to: “enable the people individually and collectively to live healthily and fulfil their potential within secure environment” It is presumed this includes mental health as well as physical. And, “protect and develop the Island’s national identity”
Page 11.
PLANNING STATEMENT 13A HARCROFT AVENUE, DOUGLAS ISLE OF MAN
“provide sufficient housing of an acceptable standard and of an appropriate nature and in appropriate locations to meet the needs of the community (including special needs)”.
Page 12.
In this instance special needs may refer to physical and mental disability, however the need to support family members is submitted as a material consideration.
Signed:
D W Quane On behalf of applicant
PLANNING STATEMENT 13A HARCROFT AVENUE, DOUGLAS ISLE OF MAN 8
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